1264 Winding Path Rd · Lake Wylie, SC 29710

$300,000

3 bd · 2.5 ba · 1,509 sqft · SingleFamily public records · 2 Days on market

Built 2002 6,098 sqft lot Est $299k · at est. $21/mo HOA · 1% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.8/30.0
• ARV discount +7.3/15.0
• Schools +5.4/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well appointed & maintained home located in the Forest Oaks community of Lake Wylie is move-in ready and features 3 Beds/2.5 Baths, Large Living Room w/ Wood Burning Fireplace & Beautiful Laminate Wood Flooring, Eat-in Kitchen w/ Stainless Steel Appliances, Spacious Laundry Room off Kitchen, Master Bedroom has his & her closets and an en-suite bath w/ separate soaking tub & shower, Plantation Blinds throughout, Newer Carpet on Upper Level, New Roof in 2012, New CAIR & HVAC in 2018. Covered front porch & large back deck, 1 Car Attached Garage. Close to Lake Wylie, Local Schools, Restaurants & Shopping.

Key facts

• Covered front porch
• Updated kitchen
• Hidden pantry

Tags

• WOOD BURNING FIREPLACE
• COVERED FRONT PORCH
• UPDATED KITCHEN
• STAINLESS FARM SINK
• HIDDEN PANTRY
• NEW DECK

Property features AI

Finance

• HOA & community: Mandatory HOA with $250 annual fee

Exterior

• Parking: Attached garage (1 car) with driveway and on-street parking available
• Utilities: County water; County sewer
• Home design: Single-family residence; Site-built construction; Two levels; Slab foundation; Vinyl exterior; RD-I zoning; Concrete, paved public road access
• Construction: Vinyl construction; Slab foundation
• Exterior features: Deck; Front porch; Backyard fencing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Oven; Self-cleaning oven; Ice maker
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic pull-down stairs; Garden tub; Pantry; Walk-in closets; Insulated windows; Storm door(s); 9 total rooms; Wood-burning fireplace in the family room
• Laundry & utility: Main-level laundry room; Washer/Dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-83 ($-994/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.7% below list).
• Recommended offer: $223k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.5% in Lake Wylie — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#85 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools C-, cost of living D, amenities F.
• York 02 (rural): math 61% / reading 63% proficiency, ranked #2 of 80 in SC (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 356 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• York County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $255k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,798 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $298,782
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 Flagsworth Rd	0.05mi	3/2.5	1,525 (+1%)	1mo	$306,000	$201	95
1264 Winding Path Rd	0.00mi	3/2.5	1,585 (+5%)	1mo	$310,000	$196	91
1274 Winding Path Rd	0.05mi	3/2.5	1,542 (+2%)	7mo	$307,000	$199	88
1410 Swaying Branch Ln	0.03mi	3/3.0	1,640 (+9%)	9mo	$305,000	$186	75
1234 Winding Path Rd	0.14mi	3/2.5	1,695 (+12%)	2mo	$300,000	$177	71
1838 Endeavor Ln	0.13mi	3/3.0	1,636 (+8%)	9mo	$330,000	$202	71
1803 Endeavor Ln	0.20mi	3/3.0	1,665 (+10%)	2mo	$330,000	$198	70
1428 Swaying Branch Ln	0.12mi	3/3.0	1,675 (+11%)	7mo	$325,000	$194	68
1252 Winding Path Rd	0.07mi	3/3.0	1,685 (+12%)	11mo	$329,900	$196	66
820 Settlement St	0.21mi	3/2.5	1,649 (+9%)	11mo	$329,000	$200	66
1032 Valley Forge Dr	0.26mi	3/2.5	1,733 (+15%)	6mo	$323,000	$186	58
274 Robinwood Ln	0.74mi	3/2.0	1,601 (+6%)	11mo	$426,500	$266	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-58,648
• Equity at exit: $44,731

10-year hold

• IRR: -18.4%
• Equity multiple: 0.09×
• Total profit: $-76,601
• Equity at exit: $25,939

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29710

• Rents YoY: 0.9%
• Active inventory: 356
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$125
• HOA: −$21
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-83

Break-even live

Break-even rent $2,333

Max offer price $285,374

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $2	+0% $-83	+5% $-168	+10% $-253
Rent	-10% $-259	-5% $-171	+0% $-83	+5% $5	+10% $93
Rate	-1.0pp $68	-0.5pp $-6	base $-83	+0.5pp $-161	+1.0pp $-240

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1266 Winding Path Rd Clover, SC	3.0	2.5	1600	$2,199	$1.37	12d	1	0.04mi
118 Lodges Ln Lake Wylie, SC	1.0–3.0	1.0–2.0	1077	$1,955	$1.81	4d	12	0.35mi
1522 Harpers Inlet Dr Unit 1522 Clover, SC	3.0	2.0	1235	$2,200	$1.78	24d	1	0.35mi
1001 Wylie Springs Cir Clover, SC	1.0–3.0	1.0–2.0	1251	$1,959	$1.57	2d	20	0.44mi
1430 Harpers Inlet Dr Clover, SC	3.0	3.0	1700	$2,200	$1.29	8d	1	0.50mi
11 Hamiltons Bay Ct Unit CT855 Clover, SC	3.0	2.0	1197	$1,870	$1.56	24d	1	0.51mi
11 Hamiltons Bay Ct Unit CT821 Clover, SC	3.0	2.0	1197	$1,600	$1.34	17d	1	0.51mi
177 Autumn Falls Dr Clover, SC	3.0	2.5	1900	$2,500	$1.32	18d	1	1.47mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 13 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   listed $300,000 Active
3. 2021-09-16
   soldstatus $255,000 Closed 643-char remark

   Show marketing remark (643 chars)

   This well appointed & maintained home located in the Forest Oaks community of Lake Wylie is move-in ready and features 3 Beds/2.5 Baths, Large Living Room w/ Wood Burning Fireplace & Beautiful Laminate Wood Flooring, Eat-in Kitchen w/ Stainless Steel Appliances, Spacious Laundry Room off Kitchen, Master Bedroom has his & her closets and an en-suite bath w/ separate soaking tub & shower, Plantation Blinds throughout, Newer Carpet on Upper Level, New Roof in 2012, New CAIR & HVAC in 2018. Covered front porch & large back deck, 1 Car Attached Garage. Close to Lake Wylie, Local Schools, Restaurants & Shopping.

4. 2021-09-16
   soldstatus $255,000

   Show marketing remark (643 chars)

   This well appointed & maintained home located in the Forest Oaks community of Lake Wylie is move-in ready and features 3 Beds/2.5 Baths, Large Living Room w/ Wood Burning Fireplace & Beautiful Laminate Wood Flooring, Eat-in Kitchen w/ Stainless Steel Appliances, Spacious Laundry Room off Kitchen, Master Bedroom has his & her closets and an en-suite bath w/ separate soaking tub & shower, Plantation Blinds throughout, Newer Carpet on Upper Level, New Roof in 2012, New CAIR & HVAC in 2018. Covered front porch & large back deck, 1 Car Attached Garage. Close to Lake Wylie, Local Schools, Restaurants & Shopping.

5. 2021-08-17
   status Pending 643-char remark

   Show marketing remark (643 chars)

   This well appointed & maintained home located in the Forest Oaks community of Lake Wylie is move-in ready and features 3 Beds/2.5 Baths, Large Living Room w/ Wood Burning Fireplace & Beautiful Laminate Wood Flooring, Eat-in Kitchen w/ Stainless Steel Appliances, Spacious Laundry Room off Kitchen, Master Bedroom has his & her closets and an en-suite bath w/ separate soaking tub & shower, Plantation Blinds throughout, Newer Carpet on Upper Level, New Roof in 2012, New CAIR & HVAC in 2018. Covered front porch & large back deck, 1 Car Attached Garage. Close to Lake Wylie, Local Schools, Restaurants & Shopping.

6. 2021-08-14
   listed $245,000 Active 643-char remark

   Show marketing remark (643 chars)

   This well appointed & maintained home located in the Forest Oaks community of Lake Wylie is move-in ready and features 3 Beds/2.5 Baths, Large Living Room w/ Wood Burning Fireplace & Beautiful Laminate Wood Flooring, Eat-in Kitchen w/ Stainless Steel Appliances, Spacious Laundry Room off Kitchen, Master Bedroom has his & her closets and an en-suite bath w/ separate soaking tub & shower, Plantation Blinds throughout, Newer Carpet on Upper Level, New Roof in 2012, New CAIR & HVAC in 2018. Covered front porch & large back deck, 1 Car Attached Garage. Close to Lake Wylie, Local Schools, Restaurants & Shopping.

7. 2017-03-10
   soldstatus $165,000
8. 2017-03-09
   soldstatus $165,000 Closed 515-char remark

   Show marketing remark (515 chars)

   Beautiful Remodeled Home in the Desirable Lake Wylie Community of Forest Oaks!All New Flooring~Great Rm w/Gorgeous Hardscraped Laminate Wood Flrs & Fpl~Kit w/New Counters~Freshly Painted Cabs~New Stainless Appl~New Lighting & Fans~All New Carpet~New Vinyl~All New Plantation Blinds~Fin Gar w/Epoxy Flrs~Lg Lndry w/Linen Clst~Fresh Paint Thruout & Painted Deck~Powerwashed~Landscaped~Ready&Waiting for New Owners!ROOF 2012!Great Prox to Lake/Charlotte/New Aquatic Center/Award Winning Clover Schools!

9. 2017-02-09
   historical Under Contract - Show 515-char remark

   Show marketing remark (515 chars)

   Beautiful Remodeled Home in the Desirable Lake Wylie Community of Forest Oaks!All New Flooring~Great Rm w/Gorgeous Hardscraped Laminate Wood Flrs & Fpl~Kit w/New Counters~Freshly Painted Cabs~New Stainless Appl~New Lighting & Fans~All New Carpet~New Vinyl~All New Plantation Blinds~Fin Gar w/Epoxy Flrs~Lg Lndry w/Linen Clst~Fresh Paint Thruout & Painted Deck~Powerwashed~Landscaped~Ready&Waiting for New Owners!ROOF 2012!Great Prox to Lake/Charlotte/New Aquatic Center/Award Winning Clover Schools!

10. 2017-02-03
    listed $164,900 Active 515-char remark

    Show marketing remark (515 chars)

    Beautiful Remodeled Home in the Desirable Lake Wylie Community of Forest Oaks!All New Flooring~Great Rm w/Gorgeous Hardscraped Laminate Wood Flrs & Fpl~Kit w/New Counters~Freshly Painted Cabs~New Stainless Appl~New Lighting & Fans~All New Carpet~New Vinyl~All New Plantation Blinds~Fin Gar w/Epoxy Flrs~Lg Lndry w/Linen Clst~Fresh Paint Thruout & Painted Deck~Powerwashed~Landscaped~Ready&Waiting for New Owners!ROOF 2012!Great Prox to Lake/Charlotte/New Aquatic Center/Award Winning Clover Schools!

11. 2012-10-16
    soldstatus $61,900
12. 2012-10-11
    soldstatus $61,900
13. 2003-06-16
    soldstatus $122,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,484 · $124/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$226/yr (+$19/mo · 15.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,736
• − Mortgage interest: −$16,805
• − Property taxes: −$1,484
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − HOA: −$252
• − Depreciation: −$8,727
• Taxable loss: −$6,310
• Est. tax savings @ 24.0%: +$1,514
• After-tax cash flow: $521/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: York 02
• NCES district ID: 4503840
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 63% ▲ 3.00%
• Median HH income: $60,598
• Composite: 53.74/100
• National rank: #1421
• State rank: #2 of 80 in SC

Livability — Lake Wylie

• Score: 68/100
• State rank: #85
• US rank: #9884

Category grades

Amenities F Commute F Cost of living D Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Wylie, SC
• County: York County · 281,758 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 40,595
• Household income: $96,563
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 569.0

Population outlook (York County) Hauer SSP2

• Today (2025): 307,757 people
• By 2030: 335,979 · +9.2%
• By 2040: 391,378 · +27.2%
• By 2050: 443,234 · +44.0%
• By 2075: 557,102 · +81.0%
• By 2100: 625,837 · +103.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · York

• 2024 margin: R (+19.1) · D 39.7% · R 58.8% · Other 1.5%
• 2008→2024 swing: -1.4pp toward R · 2008: -17.7pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+16.5 2016: R+22.1 2012: R+20.5 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.83%
• Current HPI: 252.3011
• Rent YoY: ▲ 0.88%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+144.5% since first listed

13 events — show timeline

• 2026-05-15 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-05-13 Listed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2021-09-16 Sold (Public Records) $255,000 Public Records
• 2021-09-16 Sold (MLS) $255,000 CANOPYMLS as Distributed by MLS Grid
• 2021-08-17 Pending — CANOPYMLS as Distributed by MLS Grid
• 2021-08-14 Listed $245,000 CANOPYMLS as Distributed by MLS Grid
• 2017-03-10 Sold (Public Records) $165,000 Public Records
• 2017-03-09 Sold (MLS) $165,000 CANOPYMLS as Distributed by MLS Grid
• 2017-02-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2017-02-03 Listed $164,900 CANOPYMLS as Distributed by MLS Grid
• 2012-10-16 Sold (Public Records) $61,900 Public Records
• 2012-10-11 Sold (MLS) $61,900 CANOPYMLS as Distributed by MLS Grid
• 2003-06-16 Sold (Public Records) $122,700 Public Records

Property tax history

-3.1%/yr

Latest (2025): $1,484 · +8.9% YoY. Source: county tax records.